This process is sometimes known as the Civil Plan Review or the 10 Set Review. It is a technical review of the horizontal construction aspects of certain projects. NOTE: Major utility construction (buried utility 1000 feet or more in length) must go through the Site Development Plan Review process, but it is somewhat different. See the Major Utility Construction web page for details.
All numbered attachments are from the Land Development Procedures Manual
WEB PAGE SECTIONS
AFFECTED PROJECTS
The following types of projects need a Site Development Plan Review:
- New construction (i.e. not a building addition), other than a single family residence
- Construction that results in substantial improvement (Substantial improvement is any reconstruction, rehabilitation, addition or other improvement of a structure, improving the square footage of the facility by greater than fifty percent of the square footage of the structure prior to the start of construction, or the cost of which exceeds 50 percent of the market value of the structure prior to the start of construction.)
- Projects that include road construction
- Projects involving subdivision of land into three or more parcels
- Underground utility construction greater than 1000 feet in length (Procedure)
- Projects that are located in a Restricted Drainage Basin
- Projects that increase stormwater run-off for a site within a FEMA Special Flood Hazard Area (Contact Development Drainage Review to help determine if your site can be exempted from this.)
- Projects that include new driveway construction in conjunction with building construction
- Projects that include new parking areas or restriping of existing parking areas
- Projects that require work in the right of way involving the closure of a traffic lane or sidewalk in conjunction with building construction
- Site work within 50 percent of the dripline of a tree, or within six feet of a tree
- Projects that include an increase in vehicle use area
- Projects that require a "Converting Use" Permit from the Building Inspection Division
- Projects that require Planning Commission approval (e.g., An addition that results in a building 40,000 square feet or larger or subdivision of land)
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SUBMITTAL REQUIREMENTS
Precursors
the Planned Unit Development (PUD) Verification process or the Preliminary Site Plan Review process, if required for the development, must be completed through the Current Planning Division before submittal of the Site Development Plan.
Concurrency and City Development Number
The developer will need to obtain a City Development Number (CDN) for the project. All projects that are submitted to Development Services for review must have a valid CDN throughout the Site Development Plan Review process. The CDN is issued by the:
Concurrency Management System Office
214 N. Hogan St., Second Floor
Jacksonville, Florida 32202.
(904) 255-8330
In many cases, Concurrency will require the development to obtain a Conditional Capacity Availability Statement (CCAS) or a Concurrency Reservation Certificate (CRC). If so, the CCAS or CRC must remain valid throughout the Site Development Plan Review process. The Site Development Plan Review will halt if the CCAS or CRC attached to the development is cancelled or denied. We will not be able to continue the Site Development Plan Review until Concurrency's requirements are met. If an associated CCAS expires during the Site Development Plan Review, the review will not halt, but we will not be able to approve the plans until either the CCAS is granted an extension or it is converted into a CRC.
Review Stages
- Preliminary - This is the first submittal of the Site Development Plans for review. The plans and associated documents will be routed to all review agencies affected by the proposed development.
- Final - Any submittal subsequent to the preliminary review but prior to initial plan approval is called a final review. The plans and associated documents will be routed any review agencies that either disapproved the previous submittal or approved it as noted. The final submittal process will repeat until the plans are approved.
- Revision - Any submittal after the initial approval of the plans is called a revision. The plans and associated documents will be routed to any review agencies affected by the proposed revision.
NOTE: The only items that need to be submitted with a revision are:
- Ten sets of only the revised sheets from the plans
- A couple of copies of any additional needed documentation (drainage calculations, PUD Verification, etc.)
- A transmittal letter (Attachment 40 - XLS 17KB) that clearly notes the revisions being made
Required Documentation
The following documents, where applicable, need to be included with the Site Development Plan Review package:
- Ten sets of plans (Plan Requirements)
- Two sets of drainage calculations signed and sealed on the cover sheet by the Registered Professional
- Receipt(s) for review fees if applicable
- Planning has a one time review fee of $150.
- Fire Marshall charges $100 for the first review and $50 for each review past the second review. The second review is free.
- A completed standard transmittal letter (Attachment 40 - XLS 17KB)
- A completed copy of Attachment No. 25 (DOC 30K)
- All items must be checked or NA placed on the lines adjacent to each request.
- All required items must be included with submittal or the plans will be viewed as an incomplete submittal and returned.
- A copy of the approved Planned Unit Development (PUD) and written Verification of the PUD if applicable
- This is required only if the property is zoned PUD.
- A copy of the preliminary sketch plan approval through the Planning Department if applicable
Projects that require preliminary sketch plan per 656.404:
- More than one multi-family structure on a lot under one ownership
- A new structure or combination of multiple structures equaling 40,000 square feet or more of enclosed gross floor area
- Public school facilities
- The subdivision of land into three or more lots
- Proposal of a new public or private street in accordance with design criteria set fourth in the Land Development Procedures Manual
- An approved maintenance of traffic plan if applicable
- Any project that will require the closure of any part of a lane of traffic, closure of a sidewalk or work within 3' of the edge of pavement for a roadway will require an approved Maintenance of Traffic Plan from the City of Jacksonville's Traffic Engineering. Please contact (904) 630-CITY (2489) for additional information.
- A subdivision/roadway inspection letter from the developer if applicable
- If the developer wishes to use private engineer for inspection services, use Attachment 6 (DOC 27KB).
- If the developer wishes to use the city for inspection services, do not use Attachment 6; it is written specifically for private inspection. In this case, the developer simply needs to provide a one-sentence letter stating that he or she want the city to perform the inspection.
- A digital subdivision file (a.k.a. "911" Disk) if applicable
- FEMA submittal package if applicable
- When a development project will cause a reconfiguration of the special flood hazard area due to grading, filling, channel alteration or relocation, development of a stormwater management system or the excavation of lakes, the local administrator shall require the applicant to submit and obtain approval from FEMA of a conditional Letter of Map Revision. Where a floodway is being impacted, this must be obtained prior to construction in the floodway. Following completion of all or each phase of such a development, the local administrator shall require the applicant or property owner to submit to FEMA the as-built topographic and hydraulic information to obtain a final Letter of Map Revision.
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PLAN REQUIREMENTS
Size
Plans must be either 24"x36" prints or, if legible, 11"x17" prints.
Standard Cover Page
With the exeption of revision to appoved plans, the plans must have the latest Standard Cover Page as the first sheet.
Signature and Seal
Though the Land Development Procedures Manual states that two sets of the plans need to be signed and sealed on each page, this is superseded by the more restrictive requirement of the Building Inspection Division. At a minimum, the plans submitted for Site Development Plan Review need to be signed and sealed on the cover page by any and all registered professions designing the project. Plus any landscape, tree removal, tree protection, tree mitigation, or irrigation sheets need to be signed and sealed by a Landscape Architect. NOTE: any sets that are to be used for obtaining Building or Site Work permits will eventually need to be signed and sealed on each page. This may involve up to five sets of plans. This can be done after the plans are approved, but if any sets submitted for Site Development Plan Review are signed and sealed on each page, please write either S.S. or ALL in the lower right hand corner of the cover page so that we can keep these separate for return to the customer.
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WHERE TO SUBMIT
All Site Development Plan Review submittals need to be submitted to:
Development Services Review Group
214 N. Hogan St., Second Floor
Jacksonville, Florida 32202.
(904) 255-8310
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REVIEW PROCESS
Package Completeness Review
The Site Development Plan Review package will go through a cursory review for completeness when it is dropped off at our customer service counter. Within a day of being submitted, the package will be thoroughly examined for completeness. If the package is incomplete, the customer will be notified. The plans will not be routed for review until the package is complete.
Distribution and Review
Once the package is deemed complete, the project will be assigned to a Review Group team member, and the plans and associated documents will be distributed to the respective review agencies for review. The review agencies will return either their review comments or approvals to the assigned Review Group team member once they have finished their reviews. When all reviews are complete, the Review Group team member will either return five or six sets of approved plans to the customer or will return a compiled list of review comments and plan mark-ups.
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TIMEFRAMES
It is our desire to complete first reviews within 28 working days and each subsequent review within 14 working days. If the plans are received during the morning hours, tracking begins on the same day. If the plans are received during the afternoon, tracking begins the next working day.
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ONLINE TRACKING
At any time, the progress of the review can be checked online through our online tracking system. Here you can find which agencies have completed their reviews and any review comments they have entered. Enter the City Development Number into the fields provided. The second field requires three digits, so make sure to use leading zeros where needed:
City Development Number 1234.56 would be entered as [1234].[056]. City Development Number 9876 would be entered as [9876].[000].
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ADDITIONAL CONSIDERATIONS
Water and Sewer Review
JEA requires a separate review on most projects. Contact the JEA Water & Sewer Development Team, (904)665-6244 for additional information.
Downtown Projects
Projects within the downtown area (PDF 636K) require additional review by the Downtown Development Review Board. This review will need to be done prior to the approval of the Site Development Plan Review.
Building and Site Work Permit Submittals
Building Permit and Site Work Permit for horizontal development can be submitted for review after the second Site Development Plan Review has been submitted. The permit submittals will be approved for review only. The permits will not be fully approved until the Site Development Plan Review has been approved, but this will allow the Site Development and Building reviews to be processes concurrently.
Site Work Permit for site clearing and/or tree removal only can be submitted after the second Site Development Plan Review has been submitted. It will be approved and issued providing any and all erosion control comments and landscape comments have been adequately addressed. See Building Inspection Division's bulletin G-08-03.
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